Hey @Aaron Bard, I met a bunch of them at the BP conference last year, they are legit.

I bought it last year and thus far have: 1) Appealed assessed value to bring down taxes, 2) Got better (less expensive) insurance, 2) Rehabbed 3/4 units, and 3) increased rents $300-$400 per unit along the way.

If you signed a 3% buyers representation agreement and the seller is only paying 2.5% and nothing more then just ask that your agent amend the buyers representation to 2.5% so you are not on the hook for the last %I will say, some agents are VERY strict and won't budge from 3% fee which in my opinion is kind of ridiculous.If you are my client and the seller is only paying a 2.5 % fee I won't ask you for the additional 0.5%.

And lastly, by doing more of a new build focus you can always exit since you built below market in the area.

I wanted to share what just happened with me these last couple of months, and could desperately use some guidance to get back on track.

We keep telling ourselves "this is the last one" then decide to do it again.

Quote from @Joshua Janus: Cleveland, Ohio is a great market to focus on for cash flow and specific pockets have gone up 2x and upwards of 4x in the last 5-10 years even!

Although in the last couple deals most have come out as 506C deals where only accredited investors are allowed, there are still 506B syndications where you can be a sophisticated investor (self proclaimed) so you don't have to be accredited.

Any recommendations for something that will last for awhile? 

I've only evicted a tenant through the court system three times in the last ten years, but I remove about a dozen tenants every year outside of the court system, all legally.Any tenant can move out in two weeks.